LESSON 4 Market Research and Subject Property Identification Note: Selected readings can be found under "Online Readings" on your Course Resources webpage. ASSIGNED READING 1. UBC Real Estate Division. 2012. BUSI 499 Course Workbook. Vancouver: UBC Real Estate Division. Lesson 4: Market Research and Subject Property Identification 2. Appraisal Institute of Canada & Appraisal Institute (US). 2010. The Appraisal of Real Estate, Third Canadian Edition. Vancouver: UBC Real Estate Division. 1 Chapter 8: Data Collection 3. Appraisal Institute of Canada. 1995. Claim Prevention Bulletin CP-14: Data Verification. February 1995. Winnipeg: Appraisal Institute of Canada. 4. Appraisal Institute of Canada. 1995, revised 2006. Claim Prevention Bulletin CP-15: Measurement Practices. August 1995, revised November 2006. Winnipeg: Appraisal Institute of Canada. RECOMMENDED READING 1. UBC Real Estate Division. 2011. BUSI 442 Course Workbook. Vancouver: UBC Real Estate Division. Lessons 1 and 2 if the subject is a multi-family rental property; Lesson 3 if the subject is an industrial property; Lesson 4 if the subject is an office building; Lessons 5 and 6 if the subject is a retail property. 2. UBC Real Estate Division. 2011. BUSI 452 Course Workbook. Vancouver: UBC Real Estate Division. Lessons 4 and 5 if the subject is a hotel/motel. 3. Building Owners and Managers Association (BOMA) International. 1996. Standard Method for Measuring Floor Area in Office Buildings. New York: BOMA International. 4. Building Owners and Managers Association (BOMA) International. "Answers to 26 Key Questions about the ANSI/BOMA Standard Method of Measuring Floor Area in Office Buildings." 6. Thompson, Bob. 2005. "Verifying the Subject Property". Appraisal Institute of Canada Claim Prevention Bulletin CP-28-E. December 2005. 7. Appraisal Institute of Canada & Appraisal Institute (US). 2010. The Appraisal of Real Estate, Third Canadian Edition. Vancouver: UBC Real Estate Division. 2 Chapter 11: Improvement Analysis, pp. 11.6-8 8. Everett, Roger E. 1979. A Guide to Appraising Apartments. Society of Real Estate Appraisers. 1 Alternative Reading: Appraisal Institute of Canada & Appraisal Institute (US). 2005. The Appraisal of Real Estate, Second Canadian Edition. Chapter 7: Data Collection and Analysis. 2 Alternative Reading: Appraisal Institute of Canada & Appraisal Institute (US). 2005. The Appraisal of Real Estate, Second Canadian Edition. Chapter 10: Improvement Analysis, pp.10.5-6. 4.1
Lesson 4 9. Shenkel, William M. 1980. A Guide to Appraising Industrial Property. Society of Real Estate Appraisers. 10. Sonneman, Donald. 2001. "Challenges in Appraising <Simple' Warehouse Properties". Appraisal Journal, Volume 69/2, pages 174-181). 11. UBC Real Estate Division. 2009. BUSI 401 Workbook. Vancouver: UBC Real Estate Division. Lesson 8: Measuring Commercial Space 12. UBC Real Estate Division. 2009. Commercial Property Analysis. Vancouver: UBC Real Estate Division. Chapter 13: Area Measurement GENERAL OBJECTIVES There are two general objectives for this lesson. First, the lesson will review the market research and sources of information which are directly related to real estate appraisal. Second, the lesson will discuss how to select the subject property for this course. SPECIFIC OBJECTIVES After completing this lesson, the student should be able to: 1. Identify the types of information required for an appraisal analysis. 2. Identify sources of the required information. 3. Evaluate options and select the subject property for this course. 4. Support the choice of the subject property by completing a checklist of required and recommended criteria. 5. Apply appropriate space measurement techniques to record dimension and area data for the subject and comparable properties. 6. Create a reference file for the collection and recording of essential information on comparable land sales, improved property sales, and rental transactions. TUTOR'S COMMENTS Lesson 3 covered the principles of research applicable in a general context. This lesson will review sources of information and research required to undertake an appraisal analysis, keeping in mind the overall goal of producing a full narrative appraisal report. It will also provide guidance to the student on the single most important decision the candidate has to make for this course the selection of the subject property to be appraised. As opposed to the normal assignments for a practising real estate appraiser, students have a tremendous advantage in this course they have the freedom to select their own subject property rather than to respond to the subject property and type required by a client. As will be seen below, there are certain characteristics and requirements that the subject property chosen for this course has to satisfy, but there is significant flexibility for the student in the specific subject property to be selected. The student must use this flexibility to his/her advantage. 4.2
Lesson 4 Table 4.1 Narrative Appraisal Report Income-Producing Property: Information and Sources Topic Information Required Source Identification of the Street address Visual inspection/municipal office Property Legal description Land Titles or Registry office Area, City, Trends development, land values, Municipal office, Statistics Canada Neighbourhood construction costs, vacancies, rental rates, sale prices, amenities Land Titles or Registry office Real Estate Boards Boards of trade, etc. Neighbourhood tour Subject Site Full access for inspection Property owner, tenants Block plan and plot plan Municipal office Site details, dimensions, and area Land surveyor Servicing details Sales history On-site inspection Land Titles or Registry office Subject Building Full access for inspection Property owner 1-3 years income/expense statements Tenants Plans (hopefully available) Municipal office Dimensions and area On-site inspection Description, including condition Assessment and Taxes Current assessment and trends Assessment office Current taxes and trends Municipal office Land Use Controls Approved land use plan Municipal office Zoning or land use bylaws and maps Land Titles or Registry office Restrictive covenants Local improvement details Land Value At least four comparable land sales Municipal office, newspapers Sufficient other vacant land sales for Land Titles or Registry office adjustment support Appraisers, assessors, real estate brokers Multiple Listing or similar service Will need access to at least one of vendor, purchaser, real estate broker, or solicitor for each comparable sale, and ideally for each other sale used to quantify adjustments. Property Value At least four comparable improved Municipal office, newspapers property sales Sufficient other improved sales for adjustment support Land Titles or Registry office Appraisers, assessors, real estate brokers Multiple Listing or similar services Will need access to at least one of vendor, purchaser, real estate broker or solicitor for each comparable sale, and ideally for each other sale used to quantify adjustments. 4.4
Market Research and Subject Property Information Topic Information Required Source Cost Analysis At least two builders' estimates Two local builders, contractors or Cost manual or computerized costing service developers Cost manual or computerized costing Subject construction details Equipment details, including capacities Subject measurements and areas service Property owner or municipal office for plans Depreciation Analysis Detailed inspection of the condition Property owner of the subject building On-site inspection Income/Expense Current income and expense Property owner Analysis statement for subject 1-3 years subject history At least one party to the rental transaction for the comparables Same details on comparables Real estate brokers, appraisers, Market rental transactions as of effective date of appraisal Vacancy rates assessors, property owners, property managers, trade publications, Canada Mortgage and Housing Corporation data Vacancy and collection loss data on residential income properties, BOMA Market expense data surveys, etc. Capitalization Gross income multipliers Comparable improved sales Overall capitalization rates At least one party to the sale of comparable, improved properties Adjustment Analysis Market sales with enough descriptive Real Estate Board detail to allow analysis and quantification of adjustments Market rental data Notes from interviews with a party involved with sale or lease negotiations Cost data Financing details MLS reports, other services offering data on relevant property sales Buyers and sellers of comparable properties in the market Municipal offices Assessment offices Appraisers, real estate brokers Contractors Banks, lenders, developers Most importantly one or more parties (purchaser, vendor, landlord, tenant, lawyer, real estate broker) to transactions To summarize the foregoing, it is essential to select a subject property where there is/are: 1. A property owner and tenants willing to provide full or reasonable access to the subject property for inspections and measurements, and to the actual income and expense data. 2. Sufficient comparable sales, and access to one or more of the key parties to the transaction (vendor, purchaser, lawyer, real estate broker, appraiser) to permit adequate inspection, verification of the terms and conditions of sale, motivating factors, and income/expense data. This applies, as appropriate, to vacant land sales and to improved comparable sales both for the comparables to be analyzed in relation to the subject property in the report, and to the supplemental data used to justify and quantify adjustments. 4.5
Lesson 4 Normally, access is readily available to public and collegial sources such as Land Titles or Registry Offices, municipal offices, assessment offices, property managers, appraisers, and real estate brokers. For broader market and trending information, websites offer access to municipal, provincial, and federal data such as general statistical information. Also, published information from such sources as Canada Mortgage and Housing Corporation, Cushman Wakefield LePage, and Colliers can be useful. Selection of Subject Property The following lists the criteria that the subject property must satisfy for this course. The criteria are designed to ensure that the subject property is capable of being analyzed to the degree required by these assignments, and that the work undertaken represents the individual effort of the student. Remember that the purpose of the appraisal report is to estimate the market value of the fee simple interest in the subject property, as though it were unencumbered by any interest such as registered leases or mortgage financing. Therefore, for this course, it will not be necessary to address and adjust for situations where the subject property is rented at more or less than market rent, or financed at a rate that is atypical of standard financing available as of the effective date of appraisal. The fee simple interest is being valued, not the leased fee. As well, value other than market value, such as value in use or going-concern value, is not acceptable. Mandatory Requirements for Subject Property 1. Sufficient market information must be available (see above) to permit the full application of the three traditional approaches to value to the level of detail required in a full narrative appraisal report. 2. The site must be improved by one or more structures, one of which must be significant to the highest and best use of the property and be at least five years old (in order to demonstrate appropriate depreciation). 3. If the subject property is a multi-family residential building, it must have at least six self-contained dwelling units. 4. The subject property must be such that the site as if vacant could be sold on its own, independent of any other property. 5. The property rights appraised must be "fee simple", as though unencumbered by any existing leases, mortgages, etc. Partial interests, such as condominium rights, are not acceptable as the subject property. 6. The highest and best use of the property must be for use as an income-producing, non-agricultural property. Make sure that the highest and best use of the site as if vacant is the same as or very similar to the highest and best use of the property as improved. 7. The subject property must contain at least one actual example of physical deterioration, curable. 8. The subject property cannot have been the subject of a demonstration report for the AIC, or of another Guided Case Study course, for five years previous to its selection by the student for this course. UBC may also reject subject properties in close proximity to one another. Students must verify the availability of a property using the "Database of Registered Properties" link on the AIC 499 Course Resources webpage. UBC will confirm the appropriateness of the selection of the subject property upon approval of the assignment to this lesson. If you find that another property has been registered with the same postal code as your proposed subject property, then this may be an indication that there will be a problem with proximity. You may not be 4.6
Market Research and Subject Property Information allowed to use this as your subject property or you may have some restrictions on your use of it, such as limitations on the effective date of the appraisal. Special permission may be granted by the UBC Real Estate Division upon receipt of a written request from the candidate, outlining extenuating circumstances or other reasons that preclude the selection of an alternative property. You may have to justify why your property and its appraisal are significantly different than the previously registered property. Students who have completed the projects required in BUSI 401 have already completed portions of the BUSI 499 Guided Case Study. It is allowable to choose this property as the subject of the demonstration appraisal, but the candidate must complete all of the requirements of this course, going beyond what was required in BUSI 401. It is strongly recommended that the student select the simplest and easiest property available that meets the foregoing requirements. The narrative report requirements are sufficiently rigorous that the student will be wellserved to heed this advice. No bonus marks are awarded in this course for the student who selects an overly complicated subject property. The ideal subject property will be one for which there exist many sales of comparable sites with the same or similar zoning and identical highest and best uses, as well as many sales of comparable improved properties with minimal differences in comparison to the subject (e.g., date of sale and at least one other characteristic requiring adjustment). Over the years, the most successful subject property types have proven to be multi-family residential apartments or warehouse buildings. These are the most common income-producing property types that regularly sell in the market, and which present the most readily available data in the market-place to permit the student to satisfy the requirements of this course with the most reasonable and manageable level of effort. Hints for Success The most often chosen types of income-producing properties to select as the subject of this course are multi-family residential apartment buildings or warehouse properties. If you are considering a warehouse that has a single tenant, this can sometimes lead to challenges later in the income approach, in terms of the requirements of a gross income analysis you should discuss this with your tutor. The ideal subject property will represent a legal, conforming use compared to the land use control requirements; although, legal, nonconforming uses are quite manageable as long as the improved property did conform to the land use controls as of the date of construction. A legal non-conforming use should ideally be in a situation where the municipality would approve its reconstruction if the building(s) were destroyed for whatever reason, as of the effective date of appraisal. The subject improvements must represent the highest and best use of the property. If functional obsolescence exists, quantifying the impact on value will require the analysis of relevant market information. The requirements of the assignments for this course are more easily satisfied if there is no actual functional or external obsolescence. Students are advised not to pick a property that has structural defects to the building, heritage designations, environmental contamination issues, or other complicated value-impacting factors. 4.7
Lesson 4 Hints for Success 1. It will be easier to meet the requirements of Assignment 13 if you use hypothetical examples of functional and external obsolescence, rather than selecting a property where they actually exist. 2. Do not select a subject property that has structural defects, a heritage designation, or environmental contamination. At this point, it is recommended but NOT necessary to commit to an effective date of appraisal for the appraisal report. This is the second area of flexibility afforded to the student. The only limitation on the effective date of appraisal is that it is within five years of the date that UBC approves the subject property. Once the comparable properties have been identified and researched, the student should select an effective date of appraisal that is most convenient to the available data. However, if selecting a subject property based on available data, including a preliminary indication of the most relevant land and improved comparable sales, the student should now select an effective date of appraisal such that a majority of the sale dates of the land and improved comparables precede the effective date of appraisal. The effective date of appraisal may be subject to revision once the comparable sales are investigated to determine their actual dates of sale, which reflects the date of a binding contract for the sale/purchase of the properties, normally somewhat prior to the date of registration of the transfer documents. Hints for Success 1. Select an effective date of appraisal after you have identified the best land sale and improved property comparables. This will ensure that a majority of these sales precede the effective date of appraisal. Pick a date that is the most convenient for you! 2. Although in an extreme situation, you can change your effective date of appraisal at any time prior to Lesson 19, it is highly recommended that you keep the same effective date for Assignments 8 to 17, inclusive. After Assignment 8, you should not change your effective date of appraisal without first discussing it with your tutor. The checklists below are provided to assist students in the selection of their subject property. 4.8
Market Research and Subject Property Information Table 4.2 Subject Property Checklist: Mandatory Requirements 1. Sufficient market information is available. 2. Comparable land sales exist such that the majority precede the effective date of appraisal. 3. Comparable improved property sales exist such that the majority precede the effective date of appraisal. 4. Building is at least 5 years old as of the effective date of appraisal. 5. The effective date of appraisal does not precede the date of registration and approval of the student's choice of subject property by more than five years. 6. If a multi-family residential building, it must contain a minimum of six suites. 7. Site as if vacant can be sold on its own. 8. Property rights being appraised are fee simple. 9. Highest and best use is as an income-producing, non-agricultural property. 10. Site is improved to its highest and best use. 11. Subject has at least one actual example of physical deterioration, curable. Table 4.3 Subject Property Checklist: Recommended Requirements (in order to minimize the implications on work required for the assignments) 12. Subject has/does not have actual examples of functional or external obsolescence. 13. Subject represents either a legal conforming or legal non-conforming use. 14. Municipality would permit the subject building(s) to be rebuilt if destroyed. 15. Subject has/does not have known structural deficiencies. 16. Subject has/does not have heritage designation. 17. Subject has/does not have known environmental contamination issues. 18. Subject is a relatively standard lot. 19. Subject building is typical of many others in the market. 20. Site coverage (building area to lot area ratio) is typical of that of similar properties. 21. The owner/tenants of the subject property are very cooperative with respect to permitting access for inspection purposes. 22. House floor plan and lot plan are available for the subject property. Note that statements 12, 15-17 require you to identify if the property does or does not have these issues. If the property has any of these problematic issues, then discuss it with your tutor. Hints for Success Although the requirements in Table 4.3 are not mandatory, the more of these criteria that are satisfied, the easier it will be to complete the assignments in this course. Non-compliance with any of these criteria will require additional explanation and analysis. Data Recording - Comparable Transactions Even though this is the introductory stage of the valuation process, students should begin to record information on their most relevant and important market transactions. These include specifically: land sales, improved property sales, and lease transactions. All should be relevant to, and preferably prior to, the effective date of appraisal. 4.9
Market Research and Subject Property Information Table 4.4 Data on Land Sales Comparables 1. Address 2. Legal description 3. Vendor 4. Purchaser 5. Date of sale 6. Date of registration 7. Instrument or Registration Number or provincial/territorial equivalent 8. Land size dimensions and area 9. Zoning or land use classification 10. Highest and best use (cursory indication to ensure consistency with the subject's highest and best use) 11. Consideration price paid and financing details (amount, term, rate, payments, etc.) 12. A brief narration describing the vacant land sale and setting out similarities and dissimilarities between it and the subject site 13. A site or block plan, and a map permitting the display of the location of the comparable land sale in comparison to the location of the subject site 14. Name(s) of persons interviewed, role they played in the transaction, interview notes Table 4.5 Data on Improved Property Sales 1. Address 2. Legal description 3. Vendor 4. Purchaser 5. Date of sale 6. Date of registration 7. Instrument or registration number or provincial/territorial equivalent 8. Land size dimensions and area 9. Building size number of floors, area of each floor, total area stated as both rentable (for the income approach) and gross (for the cost approach) 10. Basic construction of the building (concrete, wood frame, steel frame, etc.) 11. Other site improvements parking, pavement, fencing, landscaping, etc. 12. Zoning or land use classification 13. Highest and best use (cursory indication to ensure consistency with the subject's highest and best use) 14. Consideration price paid and financing details (amount, term, rate, payments, etc.) 15. A brief narration describing the improved property sale and setting out similarities and dissimilarities between it and the subject property 16. A site, plot, or block plan, and a map permitting the display of the location of the comparable property sale in comparison to the location of the subject property 17. Photographs of the improved comparables 18. If available, plans of the comparable building(s) 19. Provide the same details on leases as described under "Lease Transactions" in Table 4.6 20. Expense details, itemized using the standard entries for appraisal analysis 21. Gross income multiplier 22. Overall capitalization rate 23. Name(s) of persons interviewed, role they played in the transaction, interview notes Although the lessons permit the use of some land sales and improved property sales that occurred subsequent to the effective date of appraisal, every effort should be made to locate land sales and improved property sales, and to choose an effective date of appraisal, such that all sales occurred prior to or on the effective date of appraisal, particularly when backdating the effective date of appraisal (remember five year limit from the date 4.11
Market Research and Subject Property Information To repeat, one advantage for the student in this course is the flexibility to adjust the effective date of appraisal to provide the best "fit" for the data that is available to them in undertaking this work. Although it will be necessary to decide upon the effective date of appraisal beginning with Assignment 8, it is possible and acceptable to change the effective date of appraisal if it proves necessary to do so, at any point up to Assignment 19. However, any change to the effective date after Assignment 8 will require the revision of all subsequent assignments to reflect the revised effective date of appraisal when they are consolidated into Assignment 19. This is why the prior consultation with the tutor is required. While individual assignments may reflect different effective dates of appraisal, this is to be discouraged as it will be more difficult to consolidate the lessons into a single, coherent report for Assignment 19, with the same effective date of appraisal throughout. Therefore, the student is advised to select the effective date as early in the course as is possible, and to use this date for all assignments. Changing Subject Properties Once Assignment 4 is submitted and approved, this is the subject property you are expected to analyze for the remainder of this course. If you wish to change your subject property subsequent to the approval of Assignment 4, you may do so by resubmitting Assignment 4. This resubmission costs $35 and your new property will need to be approved again by both your tutor and the Real Estate Division. Note that you will not be required to resubmit any other assignments previously submitted based on your original property. However, keep in mind that you will be responsible for ensuring that your previously submitted assignments are revised correctly to reflect your new property consistency between all sections of the report is an important consideration in the final assignment submission, and significant inconsistency is a "major fault" that can result in an automatic failing grade. Therefore, you may wish to consider revising these assignments and resubmitting them to your tutor (at a cost of $35 per resubmission; note that your original grade will not change). With the exception of Assignment 4, you cannot resubmit any assignment more than once. 4.13
Lesson 4 APPLICATION TO REGISTER A SUBJECT PROPERTY FOR BUSI 499 INCOME PROPERTY GUIDED CASE STUDY Student's Name: Student Number: Phone Number: Email Address: Date of Application: Street Address of Property To Be Appraised: Postal Code (MANDATORY): Legal Description: Type of Property (e.g., 800 square metre warehouse; 12-unit apartment building; 6-unit neighbourhood shopping centre; etc.): Effective Date of Appraisal (optional at this point): Verified that property is available using the BUSI 499 Course Resources webpage: Completed Subject Property Checklist: Mandatory Requirements (Table 4.2): Completed Subject Property Checklist: Recommended Requirements (Table 4.3): 4.14